Kinnaird Estate by Dunkeld, Perthshire

Home , Dalguise, River Tummel, Strathtay

Once in a generation…

+44 (0)1738 630666 +44 (0)131 222 9600 5 Atholl Place 80 Queen Street Perth PH1 5NE Edinburgh EH2 4NF [email protected] [email protected] www.bidwells.co.uk www.knightfrank.co.uk

Kinnaird Estate By Dunkeld, Perthshire

Lot 1 – Kinnaird House (About 37.29 Acres) Kinnaird House – 8 principal bedroom suites and 6 reception rooms u Fine formal gardens and mature wooded policies, tennis court 2 holiday cottages, 2 further houses, estate office and traditional estate yard Hilltop House – successful HMO short term lettings business u 4.83 acre paddock and 22.11 acres of mixed woodland

Lot 2 – Milton of Kincraigie and Craignuisq (About 5,711.57 Acres) An extremely diverse estate of repute and great beauty, offering some of the finest sporting in Scotlandu An attractive 2 bedroom farmhouse with traditional steading and 2 further cottages u A well-known, first class established pheasant and partridge shoot including duck flighting pondsu Red, Roe and Fallow deer stalking, walked up grouse shooting and rough shooting u 432.00 acres rough grazing and 3,967.67 acres hill u 3 hill lochs with 2 bothies and exciting brown trout and pike fishing u In-hand farm with modern farm buildings, 107.68 acres arable and 187.38 acres pasture u 844.57 acres of commercial and mixed woodland

Lot 3 – Balmacneil House (About 8.48 Acres) A comfortable, family house – 7 bedrooms and 4 reception rooms u 3 bedroom integral cottage u Range of outbuildings, attractive formal gardens Ferry Cottage – a charming 2 bedroom cottage in a private riverside setting

Lot 4 – Balmacneil Farm (About 164.16 Acres) A livestock farming unit including a 2 bedroom farmhouse and a 2 bedroom bungalow u Range of traditional and modern farm buildings Land consisting of 44.95 acres arable, 63.96 acres permanent pasture, 7.57 acres rough grazing and 44.44 acres amenity woodland

Lot 5 – Balnamuir Farm (About 113.85 Acres) A compact stock and arable farm with a 4 bedroom farmhouse and a 1 bedroom cottage in need of renovation u Range of traditional and modern farm buildings Land consisting of 83.20 acres arable, 17.22 acres pasture and 6.17 acres amenity woodland

Lot 6 – Upper and Lower Kinnaird Fishings (About 192.02 Acres) One of the most renowned fly fishing beats on the middle-Tay including part of the river Tummelu Lower Kinnaird Fishings – 2 miles of double bank fishing with 12 pools and fishing hutu Upper Kinnaird Fishings – 2 miles of double and single bank fishing with 10 pools and fishing hut Ghillie’s cottage and 2 former cottages with potential to create a wonderful riverside residence (subject to necessary consents) 5 year average 197.4 salmon and 20.8 sea trout

For Sale as a whole or in 6 Lots About 6,227.37 Acres (2,520.12 Ha)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Historical Note The first recorded history of Kinnaird is from the early 1600s when it was acquired by a family called Stewart. Debts forced the family to sell in 1773 and Kinnaird was bought by Mr Colquhoun Grant. After a time it was passed to Grant’s brother, Dr Gregory Grant, an Edinburgh physician. Dr Grant held the estate for a fairly short period and in 1798, Mr Chalmers Izzet, a prominent Edinburgh Hatter, bought Kinnaird and it was he who started building the house that you see today. Chalmers built the south west corner of the house that overlooks the gardens. Its original form can be clearly detected when the house is studied from the drive. Chalmers was a generous host. Two of Scotland’s most significant 19th Century literary figures stayed at Kinnaird at important points in their careers. The visit to Kinnaird by James Hogg, the Ettrick Shepherd was described in a memorial to him “In the summer of 1814, when making a tour in the Highlands, Hogg caught a severe cold. He remained till convalescent at Kinnaird House in Athole, the seat of Mr Chalmers Izett. Mrs Izett took a great interest in the poet, and entertained a high opinion of his genius. During his residence at Kinnaird, Mrs Izett one morning proposed that he should write something to “prevent his mind from rusting”. The poet was not a man to flinch when thus put on his mettle, and the result was “Mador of the Moor”. Mr Izzet owned the estate and House until 1824 when it was bought by James Stewart who sold it two years later to John, the 4th Duke of Atholl. The house was leased for a number of years by the Buller family of Edinburgh. Thomas Carlyle spent two years as tutor to Charles Buller, who later became a highly distinguished Liberal MP. In his own words, Carlyle described his life at Kinnaird as follows: “I lodged and slept in the old mansion, a queer, old-fashioned, snug enough, entirely secluded edifice, sunk among trees; hither I came to smoke twice or thrice in the daytime; had a good oak-wood fire at night and sat in seclusion, in a silence, not to be surpassed above ground”. The next full time occupant was Lady Emily Percy of the Northumberland Ilk who was married to Lord James, the first Lord Glenlyon, the second son of John, the 4th Duke. Lady Emily was an artist and her sketches of the surrounding areas and buildings give a vivid account of life in the latter part of the 19th Century. Around the turn of the 20th Century, the Atholl Estates were slimmed down for the first time in centuries and in 1927 the estate was sold to Sir John and Lady Ward. The Wards used Kinnaird as a sporting estate and lodge and the Ward parties became legendary. In 1928 the house was remodelled by WA Forsyth of Forsyth and Maule under the commission of Sir John Ward. They added the new main entrance, smoking room and billiard room. The estate remains in the family to this day.

Situation Kinnaird Estate is situated in Highland income streams, sporting and residential Perthshire amid dramatic scenery. From the assets. It is difficult to imagine a more rounded high ground the estate has spectacular views estate in Scotland. It has been run as one towards the hills of Atholl in the north, Ben business for the last 25 years. Vrackie to the east and Schiehallion and Ben The estate is centred on the very comfortable Chonzie to the west. This part of Strathtay Kinnaird House, with its attractive gardens and is truly the gateway to the Highlands. The wonderful mature policies that contain some countryside is a wonderful mix of productive of Scotland’s oldest and tallest trees. There are arable land lying adjacent to the meandering a total of 15 additional estate houses/cottages Tay, beautiful woodlands of ancient birch from which a holiday lettings business is run, and mature deciduous trees, higher pasture staff are accommodated and the remainder with a backdrop of heathery hill and rugged are let. The farming can be brought in-hand tops. It is a dramatic county with a beautifully which provides the purchaser with a great designed landscape that has been managed deal of scope to take this business forward in for centuries. whichever way they choose. Both the diversity Kinnaird is well located, elevated above and quality of the sport is unrivalled. The Strathtay with excellent transport links to estate offers the opportunity of a “MacNab” Perth, Edinburgh and Glasgow to the south (a stag, a salmon and a brace of grouse on the and Pitlochry to the north via the A9. Dunkeld same day). There is a world class pheasant is short drive away and has a railway station. and partridge shoot with signature drives and Pitlochry and Dunkeld provide day to day one of the finest beats of salmon fishings on needs and offer a good choice of hotels and Scotland’s premier salmon river. restaurants. The county town of Perth is within The sale offers a very rare opportunity to buy half an hour and has a complete range of one of the most sought after and accessible facilities, including a hospital, schools and sporting estates in Scotland. It is the complete a mainline railway station. In addition, Perth package. and Dundee airports can accommodate private aircraft. Farming In addition to the sport offered at Kinnaird, All of the estate farmland will be offered vacant National Hunt racing takes place at Scone and represents an opportunity for the creation racecourse on the outskirts of Perth and there of a significant livestock and mixed farming are several golf courses to choose from nearby business. The farmland includes 240.66 including Pitlochry, Strathtay, Dunkeld and acres arable, 279.79 acres pasture and 455.39 Birnam. acres of rough grazing. The farming operation Edinburgh airport is 62 miles away providing provides great potential for a livestock regular flights throughout the UK and to a business to produce its own forage and finish range of international destinations. both lambs and cattle on the low ground. There are four steadings serving the farmland Description being Milton of Kincraigie, Balnamuir, Balmacneil and Craignuisq, which are spread The Kinnaird Estate extends to 6,227.37 acres. across the estate and give access to both low It is well known as one of Scotland’s finest ground and the areas of hill. The in-bye land estates. Kinnaird has only had seven owners is sheltered as a result of the many woods on in its history and it has been visited by the the estate and the low ground is fertile boulder great and the good of the country, all drawn clay and alluvial soils. The arable land is to its beauty, the fantastic sport on offer and predominantly classed as grade 3 according its relative convenience. The estate has great 1 to the James Hutton Institute. diversity with a range of land types, Sporting The quality of sport at Kinnaird is difficult to quantify until you have experienced it. The natural contours and the layout of the woodlands result in driven pheasant and partridge shooting of the highest quality. In addition there is a grouse moor with scope for walked-up shooting, as well as stalking for Red, Roe and Fallow deer. The four miles of salmon fishing include one of the most renowned middle-Tay beats, providing great sport throughout the season. The estate also offers some fun brown trout and pike fishing from the three hill lochs. The shooting rights across the estate are let to “Feathers at Altitude” until 1 February 2017.

Year Stags Hinds Salmon/ Sea Grilse Trout 2010/11 7 8 243 43 2011/12 5 4 154 9 2012/13 6 10 235 18 2013/14 10 15 214 12 2014/15 10 20 141 22 Total 38 57 987 104 5-year 7.6 11.4 197.4 20.8 average Lot 1: Kinnaird House (About 37.29 Acres) Lot 1: Kinnaird House Acreage Arable 4.83 Woods 22.11 Gardens/Buildings/Misc 10.35 Total 37.29 Kinnaird House was previously run as a top end hotel between 1990 and 2009 and was a member of Relais & Chateau. It has subsequently functioned as a lovely guest house, one of the first in Highland Perthshire that can be reached on the route north to the Highlands. It has the advantage of being able to offer the guest something completely different with its unrivalled setting that is so convenient. It is however very adaptable. The current commercial business could be built upon and improved or it could easily revert to a lovely family home. Kinnaird House is a welcoming country house of great comfort. It is different from most Scottish lodges as there are no rambling passages and draughty baronial rooms. The accommodation is well laid out with generous and well-proportioned rooms. There is no wasted space and the house feels comfortable, not huge. The reception rooms are delightful and have played host to some wonderful parties over the years. The drawing room has cedar panelling, an open fire and leads onto a billiard room overlooking the Tay valley. It is reputed that it was around this particular table that the game “Freda” was invented! The long hall connects the reception rooms and there are two elegant dining rooms. Also of note is the panelled dining room, with its beautiful painted arabesques believed to date from 1860. The arabesques are listed as historical. A smaller commercial kitchen sits to one side and would be an obvious place to create a family kitchen with close access onto the lawn.

Kinnaird House Approximate Gross Internal Floor Area Outer Cellar 1,922 sq.m/20,692 sq.ft. This plan is for guidance only and must not be relied upon as a Flower Room Inner Cellar statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars

Laundry Gun Room 4.74m x 4.95m 5.25m x 4.77m Boiler Room

Store 4.98m x 5.66m Plant Room Store 3.52m x 4.5m Linen Store 5.53m x 2.75m Store Store

Store Store Store Store

Freezer Pot Wash 6.23m x 3.26m Reservations Female Locker Room Office Managers Office 4.17m x 7.13m 2.98m x 6.13m Dry Store Main Kitchen Staff Room 8.46m x 5.44m 3.38m x 7.24m Male Locker Room

Pastry Room House Keepers Oﬃce 5.5m x 3.97m Freezer 4.2m x 1.97m

Basement

Prep Kitchen Study 5.5m x 4.4m 5.5m x 4.9m

Cedar Room Ground Floor Kitchen 8.6m x 10.0m 5.5m x 3.26m

Reception Hall Oﬃce

Guest Pantry Paneled Dining Room 7.7m x 10.1m

Family Dining Room Staﬀ Room 8.53m x 5.57m 4.2m x 7.4m Billiard Room 8.6m x 7.1m

Ground Floor Duty Staﬀ Room 3.93m x 4.42m

On the first floor there are eight bedroom suites and a two bedroom staff flat on the floor above, as well as undeveloped accommodation. The basement is made up of a range of domestic rooms, stores and commercial kitchens. There is separate external access to the basement.

Tank Kitchen Room (Flat) 3.28m x 3.86m

Bedroom 1 (Flat) Lounge Bedroom 2 5.6m x 4.52m (Flat) (Flat) 5.21m x 3.49m 5.73m x 3.49m

Attic Floor

Tomriach Suite Brandoch Suite 5.51m x 4.38m 5.5m x 5.2m

Loch Skiach Suite 8.6m x 5.47m

Landing

Balnamuir Suite Kincraigie Suite Kinnaird Suite Balnaguard Suite Balmacneil Suite Kinnaird Suite 4.2m x 6.1m 5.56m x 5.28m (Lounge) (Bedroom) 4.17m x 5.43m 8.6m x 5.49m 5.1m x 5.51m 3.15m x 5.51m

First Floor The house is approached initially from the A9 via the B898. There is Estate Yard and Cottages Outbuildings a short drive through breath-taking, beautiful countryside down this There are a range of workshops, garaging and stores of sufficient Situated a short walk away, across a charming stone bridge and quiet lane. The house sits nicely within its immediate grounds and size to look after an estate and policies such as Kinnaird. has an interesting contrast of view points over the sweeping lawns, beyond the walled garden, lies the traditional estate yard and a collection of cottages. The yard and cottages can be accessed off up to the high Kinnaird Crags at the rear of the house and down over Holiday Cottages the river valley below. It is superbly situated. the lane through its own gates. The majority of the buildings date from the same period as the main house and are traditionally built The cottages form a successful holiday lettings business. The The immediate gardens around the house are laid to sweeping of stone with a slate roof. It is an attractive setting adjacent to the business is run from the estate office and complements the bed and lawns, with flower beds and an attractive gazebo. There is also walled garden overlooking the mature policies. breakfast business in the main house. The cottages are attractive a tennis court. Policy woodlands surround the house extending and popular with guests returning year after year. Indeed the to 22.11 acres and contain some of the finest mature conifers in Estate Office majority of the cottages have won a 4 star rating from Visit Scotland. Scotland including firs, cypresses, cedars and spruces. Gentle The excellent office has modern communications and a generous woodland walks run though the policies. board room. In addition there are two WCs and a kitchen. It is The walled garden is situated between the house and the estate situated on the edge of the yard and is conveniently located for the yard. From here flowers are grown and cut for the house and the estate staff and visitors. contents of the vegetable and fruit gardens supply the house kitchen with truly local produce. u Keeper’s Cottage The accommodation is spread over two floors and comprises: Ground Floor: sitting room (gas log fire), dining room, kitchen and WC. First Floor: landing, two en-suite bedrooms. In addition, there are French windows leading from the sitting room to a timber-decked area overlooking fields stretching towards the River Tay. u Jock Scott Cottage A single storey cottage with a private setting overlooking the River Tay. With disabled access, the accommodation includes: Sitting room (with gas log fire), kitchen, double bedroom, wet room with separate shower and bath and a small dressing room. A door leads to a timber-decked area overlooking fields stretching towards the River Tay.

Other Cottages u Gardener’s Cottage An attractive 3 bedroom, mid-terrace cottage. The accommodation is over two floors and comprises: Ground Floor: sitting room, shower room, bedroom/dining room. First Floor: two bedrooms, box room, bathroom. Gardener’s Cottage is occupied under a Service Occupancy. u Laundry Cottage Laundry Cottage is a detached two storey house in need of refurbishment. It is a sizeable dwelling, attractively built of stone under a slate roof. It is currently used for storage but it could be refurbished to a four bedroom house to add to the holiday cottage portfolio or indeed for private use. In addition there are good hard standing and gravel parking areas for the holiday cottages and the house.

Hilltop Situated to the south of the main house and with a separate entrance, Hilltop was previously used as staff accommodation when Kinnaird House was run as a hotel. It was then redeveloped in 2010 to provide a multiple let dwelling with twelve single rooms, communal reception rooms and two, one bedroom flats over two storeys. The property has an HMO licence and provides multiple lets under Short Assured Tenancies (SATs). In 2014, Hilltop had a gross income of £26,000.

Paddock In front of Hilltop is an arable field extending to 4.83 acres which is currently in game crop for the enhancement of the shoot. Lot 2 Milton of Kincraigie and Craignuisq (About 5,711.57 Acres) Lot 2: Milton of Kincraigie and Craignuisq Acreage Arable 107.68 Pasture 187.38 Rough Grazing 432.00 Hill 3,967.67 Woodland 844.57 Lochans 137.43 Roads/Buildings/Misc 34.84 Total 5,711.57 Milton of Kincraigie and Craignuisq is a mixed use land holding of great beauty. It comprises a productive mixed farm, some commercial forestry blocks, beautiful ancient birch woodland, heather hill, dramatic three-tier water falls, three hill lochs, the breath-taking holiday cottage; Castle Peroch and the equally pretty Craignuisq Farm. Set amongst this is one of Scotland’s finest pheasant and partridge shoots with drives of the highest quality. In addition there is walked up grouse shooting when stocks allow and Red, Roe and Fallow deer stalking. The whole property is easily accessed through a network of tracks and hill roads. Milton of Kincraigie and Craignuisq rises up from the river banks of the Tay to 518m at the summit of Craig Lochie. The views from all angles are simply remarkable. They stretch beyond Atholl to Ben Dearg and west to Schiehallion and Ben Chonzie. It is a view of contrasting landscapes, from the pretty river to the rugged mountain tops of Breadalbane and the Grampian Mountains. It is a property of wonderful diversity and exciting potential.

Milton of Kincraigie Farm Milton of Kincraigie is a mixed stock farm including about 107.68 acres of arable land. Further land is used for forage production to over winter livestock. There is a good mix of permanent pasture and rough grazing on the higher ground. All of the enclosures have access to water. There is a modern steading at Milton of Kincraigie which includes: u Cattle Court: 5 bays, steel portal frame, part block walls/ Yorkshire boarding, corrugated roof with central feed passage (30.23m x 23.94m). • Lean-to store: 2 bays, concrete floor (12.28m x 8.94m). 4 bays, open sided, concrete floor (18.08m x 8.91m). There is a large hard standing capable of storing baled silage to over winter cattle. In addition there is a 2 bedroom bungalow that is currently let on a secure tenancy.

Craignuisq Craignuisq is currently run in conjunction with Milton of Kincraigie and the two farms run well together. Craignuisq has a mixture of permanent pasture and rough grazing on gently sloping, well-draining fields. Again there is a good network of roads across the farm. Farmhouse and Steading Tenure Craignuisq is a very attractive, Victorian stone built farmhouse The land at Milton of Kincraigie and Craignuisq as well as the of great presence overlooking the Tay and Tummel valleys from steading at Milton of Kincraigie is let on a 1 year Short Limited its elevated position. The house is approached up a long drive Duration Tenancy which expires on 28 November 2015. and is surrounded by its own land and steading to the rear. The accommodation comprises: Castle Peroch Ground Floor: sitting room with open fire, large dining room with This very pretty house was originally built as a folly. It sits high open fire, galley kitchen, small gun room and utility room with above the Tay in a romantic location, approached up a long winding separate WC. drive. Not only is it aesthetically pleasing, the accommodation is generous and comprises as follows: First Floor: two double bedrooms with en-suite bathrooms. Ground Floor: large kitchen/dining room, wonderful sitting room, Currently the house is used as a successful holiday let. More WC and cosy study accommodation could be provided in the traditional steading if required. It has great potential for conversion to residential subject First Floor: two bedrooms and bathroom (with separate shower). to the necessary consents. Currently the steading is let to the shoot Externally there is a lawn surrounded by a beech hedge and a for equipment and feed storage and as well as the shoot lunch terrace facing south for al fresco dining and an evening drink - a room, there is a useful hard standing to the rear. more superior location would be hard to find for such an activity! Castle Peroch is used as a holiday let. Woodland The woodland within Lot 2 is a particular feature and extends to 844.57 acres in total and comprises of a mixture of native birch, oak and commercial woodland of varying ages which are utilised for the enhancement of the shoot and stalking opportunities. There are areas of mature conifer and larch suitable for harvesting, together with significant areas of birch and oak. The woodland, in addition to being a commercial resource, has a high amenity value, providing excellent holding cover for game birds and shelter for livestock.

Sporting u Pheasant and Partridge shooting Milton of Kincraigie and Craignuisq forms the majority of the very high bird pheasant and partridge shoot. The shoot is currently run by a sporting tenant called “Feathers at Altitude” who operate a high quality driven pheasant, partridge and duck shoot. The experience of Kinnaird’s signature drives, such as The House drive where the birds come off the cliffs of Kinnaird Crag and Creag an Fhithich, the hardwood gully that leads to the “6 Foot” and partridges over the Balnaguard Waterfalls, are often humbling for the most experienced teams of guns. Kinnaird benefits from a wide range of terrain, all of which adds to the sporting experience. There are 7 principal pheasant and 7 partridge drives within Lot 2, which include a number of lesser drives allowing for days to be provided with variety and the ability to shoot two days back to back as required. Typical bags are between 200 and 400 birds. Note – The shooting rights over Lot 2 are currently let (see comment on page 9). u Walked up grouse The hill ground within Lot 2 extends to 3,967.67 acres in total and has decent estate roads giving access for both guns and beaters. There has been significant works undertaken in the last two years to improve grouse numbers and habitat, with a detailed burning programme on the upper hill. Blocks of medicated grit have also been put down. The odd walked up family day has been held in recent years. The record bag of 1,671 brace of grouse was shot in the 1934 season. In addition to grouse, black game are also seen on the estate. u Deer Stalking Stalking on the estate has been managed by the sporting tenant in conjunction with the pheasant and partridge shoot. Whilst the odd day’s stalking has been let, in general terms the hill and woodland has been lightly stalked with numbers culled as and when. There are good numbers of Red, Roe and Fallow deer on the estate.

2010 2011 2012 2013 2014 5-year average Red Stag 7 5 6 10 10 7.6 Hind 8 4 10 15 20 11.4 Roe Bucks 10 9 15 10 12 11.2 Does 10 6 12 4 15 9.4 Fallow Bucks - - 3 8 2 2.6 Does - - 2 10 6 3.6 Hill lochs There are three estate hill lochs within Lot 2 extending to about 137.43 acres, which can be easily accessed via the network of estate hill roads. u Mill Pond Mill Pond is situated a short distance from Kinnaird House, on the hill ground. It provides exciting trout fishing in a spectacular position with beautiful views. The access to the loch is straightforward and there is an attractive stone built fishing bothy with an open fire. There is a boat on the loch. The fishing is popular with guests on the estate and is also let by appointment to non-residents. Brown trout of up to 1.5 lbs have been caught in recent years. u Loch Skiach and Little Loch Skiach These are situated at the very top of the estate and are approximately 20 minutes’ drive from the public highway over a hill road. The drive to the lochs is spectacular across heather hills with far reaching views. Both of these lochs provide exciting fishing for brown trout. Loch Skiach is known for its monster pike and specimens of up to 30lbs have been caught in the past. There are two boats and a spacious bothy positioned on the shores of Loch Skiach. The bothy needs some improvement but there are two rooms, an open fire and plenty of parking. The bothy has been used by the Mountain Bothies Association.

Windfarm clawback clause There is an area of ground around Loch Skiach over which a clawback clause will be placed, to the benefit of the owners. This will equate to 50% of the uplift in value resulting from any windfarm development given planning approval within a period of 25 years from the date of entry.

Telecommunications Mast There is a telecom mast let on a lease until 2030. There are three yearly rent reviews. The next review is due in 2018. The current annual rent is £4000. Lot 3: Balmacneil House (About 8.48 Acres) Lot 3: Balmacneil House Acreage Pasture 3.60 Woodland 1.75 Roads/Building/Misc 3.13 Total 8.48

Balmacneil House Balmacneil is a charming Perthshire country house situated in an elevated and private position above the River Tay, with fine views down the valley and pasture below. The attractive, Victorian, stone built house is approached via a tarmac drive. The front of the house is accessed through stone gate piers and over a sweeping gravel drive. The tarmac drive runs to the rear of the house terminating at a parking area adjacent to the outbuildings. The accommodation benefits from oil-fired central heating and is over two storeys as follows: Ground Floor: entrance hall, dining room, sitting room, study, kitchen with Aga and double pantry, boot room, WC and utility/boiler room. First Floor: landing, master bedroom with en-suite bathroom, bedroom with en-suite shower room, two further bedrooms, linen room and family bathroom. Second Floor: landing, studio with kitchenette, bedroom with en-suite bathroom, two further bedrooms, family bathroom and attic room. Stairs from the hallway on the ground floor lead to a cellar. There is an integral 3 bedroom cottage with a separate entrance, laid out as follows: Ground Floor: lounge, kitchen with dining area, WC First Floor: three bedrooms and shower room. The house is well laid out with two staircases. There is a generous terrace to the front and sweeping lawns beyond with a view down to the river. The lawns are interspersed with flower beds and herbaceous borders. Balmacneil House is used by the current owners and will be made available with vacant possession. There are a number of outbuildings at Balmacneil which include garaging and some stores. Adjacent to the house is a grazing paddock extending to 3.60 acres and a strip of woodland.

Balmacneil House Approximate Gross Internal Floor Area 563.85 sq.m/6,068 sq.ft. Bedroom 4 This plan is for guidance only and must not be relied 3.28m x 5.32m upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Studio Kitchen Studio Bedroom 6.5m x 4.64m 3.68m x 4.1m

Flat Bedroom 1 4.87m x 2.67m

Bedroom 5 Attic Room 3.4m x 5.16m

Bedroom 1 4.76m x 5.34m Attic Floor

Flat Bedroom 3 Flat Bedroom 2 Bedroom 2 Linen Room 3.39m x 2.87m 4.85m x 2.82m 4.35m x 3.95m

Ferry Cottage Situated below Balmacneil House, this is a delightful riverside cottage on the banks of the Tay in a secluded position. The cottage is built of stone with render and a slate roof. The Bedroom 3 4.63m x 3.39m single storey accommodation consists of:

Master Bedroom kitchen, bathroom, sitting room and two bedrooms. 5.55m x 5.2m There is a charming garden and a parking area to the side. It is the most idyllic spot. The cottage is currently let under a SAT.

Kitchen / Dining Room 4.74m x 2.6m First Floor

Dining Room 4.74m x 5.33m

Lounge 4.2m x 4.76m Butlers Pantry Pantry Kitchen 5.77m x 3.82m

Hall

Vestibule

Boiler Room Boot Room

Study 2.4m x 4.59m Sitting Room 5.52m x 5.16m

Cellar 2.8m x 2.88m

Basement Ground Floor Lot 4: Balmacneil Farm Balmacneil Bungalow Land Balmacneil Bungalow is situated a short distance from the The land at Balmacneil extends to 164.16 acres and includes 44.95 (About 164.16 Acres) farmhouse and currently let on a SAT until 5 July 2018. The acres arable, 63.96 acres pasture and 7.57 acres rough grazing. Lot 4: Balmacneil Farm Acreage single storey bungalow is of harled brick construction and has There is an internal farm track providing access to most of the fields. Arable 44.95 accommodation as follows: The farm includes three principal arable fields with the remainder of the land comprising of pasture interspersed with native woodland Pasture 63.96 Sitting room, dining room, three bedrooms, bathroom and kitchen. providing livestock for shelter. Rough Grazing 7.57 Farm Buildings Woodland 44.44 tenure Roads/Buildings/Misc 3.24 The land is served by a range of traditional and modern farm The land and the majority of the steading is let on a grazing buildings as follows: Total 164.16 agreement for one year expiring on 31 October 2015. Balmacneil is a flat lying, mixed farming unit running down to the u Traditional steading (adjoining farmhouse) used for storage. banks of the Tay. It includes a farmhouse, cottage and a range of One full height building is used for boat storage and has a wood Sporting modern and traditional farm buildings. burning stove. There are opportunities for roe deer stalking and duck flighting u Separate garage and stores. opportunities along the banks of the river. Balmacneil Farmhouse u Traditional lambing shed (26.93m x 4.21m). u Balmacneil is a traditional farmhouse located within a U-shaped Dutch Barn: 4 bays, open sided (8.73m x 18.24m). u courtyard, currently let on a SAT. The accommodation is over two Modern Sheep Shed: 6 bays, timber frame, part Yorkshire storeys as follows: boarding and corrugated roof (26.93m x 4.21m). u Implement store. Ground Floor: kitchen, sitting room, dining room. There is a separate timber shed situated at the northern boundary. First Floor: two bedrooms, bathroom, box room. Lot 5: Balnamuir Farm (About 113.85 Acres) Lot 5: Balnamuir Farm Acreage Arable 83.20 Pasture 17.22 Woodland 6.17 Roads/Buildings/Misc 7.26 Total 113.85 Balnamuir is a low ground arable and livestock unit extending to 113.85 acres. This unit represents an ideal start-up farm or for ancillary use to another unit. It includes an attractive, south- facing traditional farmhouse, a separate cottage and a range of traditional and modern farm buildings.

Balnamuir Farmhouse The farmhouse is used as part of the estate’s holiday cottage business and has accommodation finished to a high standard over two storeys as follows: Ground Floor: kitchen with dining area, sitting room, bedroom with en-suite bathroom, utility room, WC. First Floor: three bedrooms, bathroom and a shower room.

Balnamuir Cottage Situated on the opposite side of the road is a single storey, one bedroom cottage. The cottage has not been used in recent years and requires significant refurbishment. It includes a rear garden and a small traditional outbuilding. Farm Buildings There is a range of traditional and modern outbuildings as follows: u Traditional stone and slate steading used for storage. u GP Shed: 6 bays, steel portal frame, part block walls with cladding, open sided with feed passage (36.57m x 14.63m). There is an area of hard standing beyond the farmhouse which could be used to build to a new farm building subject to the necessary consent(s).

Land The farmland consists of 83.20 acres arable and 17.22 acres pasture. Balnamuir has historically been used for the production of silage, hay and spring barley together with productive grassland for finishing livestock. There is a belt of woodland extending to 6.17 acres at the northern boundary providing shelter. tenure The land and buildings are let on a one year short limited duration tenancy which expires on 28 November 2015.

Services The water troughs are currently served from a private supply. In the event that the estate is sold in lots, the buyer of Lot 5 will be expected to connect onto the mains supply situated at the public road.

Sporting As well as Roe Deer stalking there are two duck ponds on the farm. Lot 6: Upper and Lower Kinnaird Fishings (About 192.02 Acres) Lot 6: Upper and Lower Kinnaird Fishings Acreage Pasture 7.63 Woodland 7.67 Rough Grazing 15.82 River/Roads/Buildings/Misc 160.90 Total 192.02

The Fishings The Kinnaird Beats on the middle-Tay have a reputation going back a Century. With 22 named pools on the Tay and the Tummel, there is something for everyone in the variety it offers. The Tummel and the lower section of the beat offer quality fly water in every pool. Due to the nature of the beat there are also opportunities to fish at almost every water height. Like many other river beats that have a major junction, the fishings hold fish well and have a history of sustained fish numbers throughout the years. John Ashley-Cooper, the famous fishing author, ranked the Fir Trees pool amongst his favourite in Scotland. In addition, Rock Pool, Junction, Ferry Stream, Island Run, Ash Tree and Guay are well known and, whilst boats are provided, most of the pools can be waded safely. There are modern, well-equipped fishing huts on both the left and right banks, with good roads and tracks giving access throughout the beat. The beat is operated with two ghillies and has a capacity of 12 rods. The beat is split between Upper and Lower Kinnaird, with six rods on Upper and six rods on Lower. u Upper Beat The Upper Kinnaird beat extends to about two miles with a mixture of double and single (right) bank fishing and starts at Haugh Island by Balnaguard Farm and meets with the Lower beat at the confluence of the Tay and Tummel. With 10 named pools, the Upper beat consists of some very slow deep water and is best fished either off the bank (fly or spinning) or by boat (harling). It includes the right bank of the “Middle Pool” and “Mike’s Run” on the River Tummel which is classic fly water. It is a good spring beat and can also fish well in the autumn with decent water heights. Fish of up to 38lbs have been caught in recent years. u Lower Beat The Lower Kinnaird beat extends to two miles of double bank fishing and starts at the road bridge of the Tummel and ends at the Dalguise beat boundary. With 12 named pools, Lower Kinnaird is renowned as one of the best fly fishing beats on the middle-Tay. It was made famous by Miss Lettice Ward who caught a 50lbs salmon on the beat in 1928. Fresh fish are present in the beat from January onwards due to the early run of Loch Tay and River Tummel salmon which back up on this beat. The beat is easily fished from the bank or by wading and it is at its best in low water. Sea trout are also caught in the summer months. Year Upper Beat Lower Beat Total Salmon/ Sea Salmon/ Sea Salmon/ Sea Grilse Trout Grilse Trout Grilse Trout 2010 52 4 191 39 243 43 2011 43 0 111 9 154 9 2012 51 0 184 18 235 18 2013 61 0 153 12 214 12 2014 42 2 99 20 141 22 5-year 49.8 1.2 147.60 19.6 197.4 20.8 average 10-year 55.5 2 153.60 21.6 209.1 23.6 average

Port of Tay Cottages Nos 1-3 Situated on the banks of the Upper beat, there are three detached single storey cottages as follows: u Port of Tay Cottage No. 1 is let on a SAT and has accommodation as follows: Kitchen, sitting room, two bedrooms and a bathroom. u Nos. 2 and 3 Port of Tay Cottages are derelict but provide an excellent riverside development opportunity for a fishing lodge for guests. GENERAL REMARKS Directions From the South From Perth take the A9 north (Inverness) and travel 15 miles to Dunkeld. Do not exit into Dunkeld; continue for a further 2 miles. Turn left on to the B898 which is signposted to Dalguise, Kinnaird and Balnaguard. Follow this road for 4.5 miles and the main gates of Kinnaird are on your right. From the North From Pitlochry, follow the A9 to Ballinluig and continue towards Dunkeld. Two miles south of Ballinluig you can view Kinnaird on the right hand side. After a further 3 miles, turn right immediately after crossing the River Tay on to the B898 which is signposted to Dalguise, Kinnaird and Balnaguard. Follow this road for 4.5 miles and the main gates of Kinnaird are on your right.

Solicitors Thorntons Law LLP 13 Melville Street KINNAird Estate Edinburgh EH3 7PE Tel: 0131 225 8705 Fax: 0131 226 7077 Email: [email protected]

Acreage Schedule Lot No Arable Pasture Rough Hill Woods Roads/ Total Grazing Buildings/ Water/ Misc 1 4.83 - - - 22.11 10.35 37.29 2 107.68 187.38 432.00 3,967.67 844.57 172.27 5,711.57 3 - 3.60 - - 1.75 3.13 8.48 4 44.95 63.96 7.57 - 44.44 3.24 164.16 5 83.20 17.22 - - 6.17 7.26 113.85 6 - 7.63 15.82 - 7.67 160.90 192.02 Whole 240.66 279.79 455.39 3,967.67 926.71 357.15 6,227.37

Basic Payment Scheme u All of the farm land is registered by the Agricultural, Food and Rural Committee in Rural Payments and Inspections Directorate (AFRC-RPID) under the codes 681/0040 and 682/0005. u The land is eligible for Less Favoured Area Support with an LFASS payment.

Assessment The Tay District Salmon Fishery Board levies river assessment charges on the River Tay. The rates paid to the board in 2015 in respect of the fishings (Lot 6) were as follows: u Upper Kinnaird Beat: £3,431.40 u Lower Kinnaird Beat: £7,182.00 This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Employees Moveables Wayleaves There are currently thirteen members of staff employed at Kinnaird Available by separate agreement. There are a number of wayleaves for power to third party dwellings Estate whose employment could be transferred to a purchaser under within the estate. the TUPE regulations 2006. Further details are available from the Household Contents selling agents. Available by separate agreement.

Data Room VAT Further information on specific elements of the estate will be The business is registered for VAT but there has not been an election available online to those who have viewed the estate. Details on to opt to tax over the land or buildings. how to access the data room are available from the selling agents.

Residential Property Schedule Lot No Property Occupancy Services Rateable Value/Council Tax EPC Rating 1 Kinnaird House Commercial Use LPG central heating, private water £4,600/F G Hilltop HMO, SATs Night storage heating, private G D water Keeper’s Cottage Holiday Let Oil-fired central heating, private £1,975 G water Gardener’s Cottage Service Occupancy Oil-fired central heating, private E F water Laundry Cottage Vacant Solid Fuel, private water – G Jock Scott Cottage Holiday Let Oil-fired central heating, private £1,450 G water Estate office – Oil-fired central heating, private £2,800 B water 2 Craignuisq Holiday Let LPG central heating, mains water £1,650 G Castle Peroch Holiday Let Economy 10 heating, private £1,825 G water Milton of Kincraigie Regulated Tenancy Night storage heating, mains D F water 3 Balmacneil House Vacant Oil-fired central heating, gas fired H G Aga and mains water Balmacneil Cottage Vacant LPG central heating, mains water – G Ferry Cottage SAT Economy 10 heating, mains water D F 4 Balmacneil Farmhouse SAT Solid fuel, mains water E F Balmacneil Bungalow SAT – for a term of 3 years Oil-fired central heating, mains C E water 5 Balnamuir Farmhouse Holiday Let Economy 10 heating, mains water £3,100 F Balnamuir Cottage Vacant Mains water B – 6 Port of Tay Cottage 1 SAT Solid fuel, mains water D F Port of Tay Cottage 2 Vacant – – – Port of Tay Cottage 3 Vacant – A – Upper Kinnaird Fishing Hut – Solid fuel, mains water £1,050 – Lower Kinnaird Fishing Hut – Solid fuel, mains water £450 – Energy Performance Certificates s Available on request from the selling agents. u The Upper and Lower Kinnaird Fishings form part of the River Tay u The estate is a member of the Logierait Bridge Society and Special Area of Conservation (SAC) and the Shingle Islands SAC contributes to the bridge maintenance where required. Local AuthoritY aFRC-RPID and SSSI (Lot 6). Where appropriate maintenance of roads will be decided on a user Perth & Kinross Council Strathearn House u Scheduled Monument known as Kincraigie Homestead (Lot 2) basis. Pullar House Broxden Business Park u Scheduled Monument known as Creag Eilid Settlement (Lot 2) Kinnoull Street Perth Health and Safety Perth PH1 1RX u Scheduled Monuments known as Balnaguard Settlement and Given the hazards of an estate we ask you to be as vigilant as PH1 5GD Tel: 01738 602000 Balnaguard Cairn (both located within Lot 2) possible when making your inspections, for your own personal Tel: 01738 475000 safety. Sporting Rights Fishing Authority The sporting rights over the whole estate are in-hand. The sporting Viewing Tay District Salmon Fisheries Board tenant has a lease over the whole estate until 1 February 2017. In Strictly by appointment through the Joint Selling Agents, Knight Site 6, Cromwellpark, addition, the sporting rights over Balnaguard Farm (as shown on the Frank (tel 0131 222 9600) and Bidwells (tel 01738 630 666). Almondbank sporting plan) are included in the sale of Lot 2. Perth Offers PH1 3LW Timber and Mineral Rights Tel : 01738 583733 Offers should be submitted in Scottish legal form to the selling All standing and fallen timber and the mineral rights are included in agents. Prospective purchasers are advised to register their interest the sale insofar as they are owned. Travel Arrangements in writing with the selling agents following inspection. Airports Mill Pond Loch Edinburgh Airport Tel: 0844 448 8833 Important Notice The loch is subject to the Reservoirs Act since the dam was Glasgow Airport Tel: 0844 481 5555 1. Particulars: These particulars are not an offer or contract, nor constructed and created a body of water over 10,000 cubic metres. Perth Airport Tel: 01738 551 631 part of one. You should not rely on statements by Knight Frank Maintenance and inspection by a suitably qualified person will Dundee Airport Tel: 01382 662201 LLP or Bidwells in the particulars or by word of mouth or in writing therefore be required. (“information”) as being factually accurate about the property, its Car Hire condition or its value. Neither Knight Frank LLP nor Bidwells has Hertz Tel 08708 448 844 Logierait Bridge any authority to make any representations about the property, and Europcar Tel 0870 607 5000 The estate is a member of the Logierait Bridge Company. The accordingly any information given is entirely without responsibility Railway Stations annual membership subscription is £20. It is a Scottish Charitable on the part of the agents, seller(s) or lessor(s). 2. Photos etc: Edinburgh, Perth and Dunkeld Company. The Bridge provides a vital local link between the two The photographs show only certain parts of the property as they banks of the Tay. appeared at the time they were taken. Areas, measurements and General Rail Information distances given are approximate only. 3. Regulations etc: Any Tel: 08457 48 49 50 Servitude Rights, Burdens, Wayleaves, reference to alterations to, or use of, any part of the property does www.nationalrail.co.uk/stations Statutory Public and other Rights of not mean that any necessary planning, building regulations or Access other consent has been obtained. A buyer or lessee must find Entry If the estate is sold in lots appropriate rights of access, servitudes, out by inspection or in other ways that these matters have been Entry is available by arrangement with the seller. burdens and wayleaves will be granted and reserved as appropriate, properly dealt with and that all information is correct. 4. VAT: The specifically in relation to the fishings and maintenance of the river VAT position relating to the property may change without notice. Listings/Environmental Designations banks. Viewing by appointment only. Particulars dated September 2015. Kinnaird Estate is affected by the following designations: Photographs dated August 2015. u There are reserved rights over adjacent land to access the fishing u Kinnaird House is category B-listed (Lot 1). rights where indicated. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is u Castle Peroch is category B-listed (Lot 2). u The estate is crossed by a gas pipeline and a public water main. 55 Baker Street, London, W1U 8AN, where you may look at a list of u Balnaguard Glen is designated as a Site of Special Scientific Where there are third party properties, rights of access are members’ names. Interest (SSSI) within Lot 2. reserved. Produced by Word Perfect Print u Balmacneil House is category C-listed (Lot 3). u There are no public core paths. T: 01508 557777 wordperfectprint.com